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MOUNTAIN TOP CIR TX 78645

Travis County, TX · Agricultural Appraisal: 2025 Certified Billing: 2025 Partial 2021–24 billing ✓
2025 Certified
Market Value
$4,960,937
2025 Verified
Taxable Value
$14,559
2025 Verified (100% below market)
Total Tax
~$274
2025 Partial
Effective Tax Rate (2025)
0.0100%
2025 Tax ÷ 2025 Market Value Partial
2026 Preliminary
Market Value
$2,130,000
-57.1% 2025 → 2026 Preliminary
Taxable Value
$15,002
2026 Preliminary (99% below market)
Est. 2026 Total Tax
~$283
2026 Estimated
Est. 2026 Effective Tax Rate
0.0133%
Est. 2026 Tax ÷ 2026 Market Value Estimated
Overview History Projection Position
2026 Property Tax Calendar Today: July 20, 2026
Valuation Date
Jan 1
Notices Mailed
Apr 15
Protest DeadlineYou are here
May 15
5 days to next
Roll Certified
Jul 25
This parcel's 2026 values are still Preliminary as of today.
Rates Adopted
Sep 1
Bills Mailed
Oct 1
Payment Due
Jan 31
Statutory Travis County annual property-tax calendar — Tax Code §23.01 (valuation), §41.44 (protest deadline); see TCAD's Property Tax System ↗ and the Travis County Tax Office's Truth in Taxation Summary ↗ for full citations (also on the Info page). "Notices Mailed" and "Protest Deadline" show the general statutory window — this parcel's own notice-mailed date isn't in Parcelytics' dataset, so it isn't shown as if it were.
Property Info
Owner T & R RANCH LLC
Parcel ID 0192670137
Short ID 724044
Type Real
Use Code D1 Acreage — Qualified Open-Space Land (1-d-1)
Valuation Productivity
Improvement SF —
Land SF 6,185,520 SF
Acres 142.000
Year Built —
Legal ABS 251 SUR 91 D & W R R CO & ABS 2595 SUR 96 POPE W & VAR SURS ACR 142.000 [1-D-1W]
Neighborhood _RGN145
View this property on TCAD ↗
Current Values 2025 Certified
Land$4,960,937
Special Use Land MarketNot Available
Total Land $4,960,937
Improvement—
Total Improvement —
Market$4,960,937
Special Use Exclusion (−)Not Available
Appraised$4,960,937
Value Limitation Adjustment (−) (homestead cap)−$4,946,378
Net Appraised (assessed) $14,559
Taxable Value $14,559
Build-up from 2025 TCAD certified values. Land and Improvement are shown as single totals — Parcelytics' loaders capture one aggregate value per year, not TCAD's Homesite / Non-Homesite split. Special Use Land Market and Special Use Exclusion (agricultural/productivity valuation) are not in the current dataset.
Satellite View Imagery: Esri
Satellite image not available
We couldn't locate this property on the map — this can happen for parcels whose address our geocoder can't confidently match.
Investor Insight Report

Appreciation: Market value has risen +249.7% from $1,418,493 (2021) to $4,960,937 (2025), a CAGR of 36.8% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Agricultural parcel countywide rose +96.0%, so this parcel has outpaced the broader agricultural market over the same period.

Tax Burden: The combined rate across 6 taxing entities is 1.8841% in 2025 (+0.0525% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $274. Leander ISD is the largest single contributor, at 57.7% of the total 2025 levy.

Assessment Gap: Assessed value ($14,559) is $4,946,378 below market value, suggesting potential for an upward assessment in future years.

Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.

Investment Snapshot — 2025 certified basis
Building (Main)
—
Gross Building
—
Land
6,185,520 SF
142.000 ac
Value / Bldg SF
—
all-in (incl. land)
Land $/SF
$1
land value only
Land Value Share
100%
Year Built
—
Eff. Tax Rate
0.010%
total tax ÷ market value
Assessment Ratio
0.3%
below typical ~100%
Est. Annual Tax
$274
2025 taxable × rate

Value Composition: Land carries 100% of market value ($4,960,937 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.

Submarket Position: At $4,960,937, this parcel sits in the top quartile (≥75th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.

Forward Outlook: Holding the -11.9% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $1,128,373 by 2031, with an estimated annual tax burden around $18,061. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.

No delinquent taxes on record.

Property Tax & County News Travis County · live feed
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Headlines via Google News for “Travis County property tax” / Travis Central Appraisal District. Dates and sources as published; links open the original source in a new tab. Updated hourly.
Post-Acquisition Tax Estimate Estimate · Not a prediction
Property: · 142.000 ac lot
$

Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.

Rate Environment
Historical Tax Rates by Entity (Travis County)
Entity 2021 Rate 2022 Rate 2023 Rate 2024 Rate 2025 Rate YoY (2024→25) Amt Due Amt Paid Balance
ILE Leander ISD 1.3370% 1.2746% 1.1087% 1.0869% 1.0869% +0.0000% $158.24 $158.24 Paid
TCO Travis County 0.3574% 0.3182% 0.3047% 0.3444% 0.3758% +0.0314% $54.72 $54.72 Paid
THD Travis Central Health 0.1118% 0.0987% 0.1007% 0.1080% 0.1180% +0.0101% $17.18 $17.18 Paid
ACT Austin Community College 0.1048% 0.0987% 0.0986% 0.1013% 0.1034% +0.0021% $15.05 $15.05 Paid
E01 Travis County ESD # 01 0.1000% 0.1000% 0.1000% 0.1000% 0.1000% +0.0000% $14.56 $14.56 Paid
E07 Travis County ESD # 07 0.1000% 0.0784% 0.0842% 0.0910% 0.1000% +0.0090% $14.55 $14.55 Paid
Combined Rate 2.1110% 1.9686% 1.7968% 1.8316% 1.8841% +0.0525% $274.30 $274.30 Paid
Rate columns (2021–2025) from Travis County tax rate records. 2025 billing from Travis County Tax Office open data. — = entity not in rate records for that year.
2025 Tax Burden — Entity Split
ILE
57.7% $158
TCO
19.9% $55
THD
6.3% $17
ACT
5.5% $15
E01
5.3% $15
E07
5.3% $15
Total: $274
2025 billing by taxing entity, ranked by share of total. From Travis County Tax Office open data.
2025 Tax by Entity — Rate, Amount & Share
Entity Tax Rate Amount Due Share
ILE Leander ISD 1.0869% $158.24 57.7%
TCO Travis County 0.3758% $54.72 19.9%
THD Travis Central Health 0.1180% $17.18 6.3%
ACT Austin Community College 0.1034% $15.05 5.5%
E01 Travis County ESD # 01 0.1000% $14.56 5.3%
E07 Travis County ESD # 07 0.1000% $14.55 5.3%
Total 1.8841% $274.30 100.0%
Value History 2021–2026
Current & Preliminary Values
2026 Preliminary Preliminary 2025 Certified Certified Change 2025→2026
Market Value $2,130,000 $4,960,937 -57.1%
Assessed Value $15,002 $14,559 +3.0%
Land Value $2,130,000 $4,960,937 -57.1%
Improvement Value — — —
Taxable Value $15,002 $14,559 +3.0%
HS Cap Loss -$2,114,998 —
Total Tax 2026 = estimate
~$283
Estimated
~$274
Partial
2026 from June 9, 2026 TCAD preliminary export — subject to change; certified July 25, 2026. No 2026 tax billing until post-certification. Estimated 2026 Total Tax = 2026 preliminary taxable value × 2025 blended entity rates. Actual 2026 tax set after certification and entity budget adoption.
Value History (2021–2026)
Year Market Value Land Value Imprv Value Value Limitation Adj (−) Net Appraised (Assessed) Taxable Value Total Tax Source
2026 Pre $2,130,000 $2,130,000 — −$2,114,998 $15,002 $15,002 Not yet — post-cert Preliminary
2025 $4,960,937 $4,960,937 — −$4,946,378 $14,559 $14,559 ~$274 Partial
2024 $4,960,937 $4,960,937 — −$4,947,552 $13,385 $13,385 $245 Verified
2023 $3,540,937 $3,540,937 — −$3,527,450 $13,487 $13,487 $242 Verified
2022 $3,540,961 $3,540,961 — −$3,526,571 $14,390 $14,390 $283 Verified
2021 $1,418,493 — — −$1,405,278 $13,215 $13,215 $266 Verified
Data sources: 2025 — TCAD Certified Appraisal Export (Appraisal: Certified — this describes property value data, not tax billing; see each row's Source column above for billing confidence). 2021–2024 values — Texas Comptroller Annual Jurisdiction Roll (AJR). 2021–2024 tax — sourced directly from Travis County Tax Office billing records (Verified); this is a comprehensive countywide billing load, not a rate-based estimate or portal receipt. See the "2021–24 billing" badge above for this specific parcel's coverage. 2026 — TCAD Preliminary Export, June 9, 2026 (Preliminary — subject to change until July 25, 2026 certification). The totals above are what's Verified for 2021–2024. This page's per-entity billing breakdown (the "2025 Tax by Entity" table) is shown for 2025 only. ! = assessed value exceeds market value in source data — known AJR data quality issue. "Value Limitation Adj" is the same homestead-cap deduction shown in the Current Values panel, computed per year as Market − Assessed. TCAD's own page also shows "Special Use Land Market" and "Special Use Exclusion" — not in Parcelytics' dataset, so they're omitted here rather than shown as $0 (see Current Values panel note).
Value Trend
Market Value vs. Taxable Value gap up to 99.7%
The gap between these two lines is a homestead cap or exemption reducing what's actually taxed below the certified market value -- not a data error. Same market_value / taxable_value figures as the Value History table above.
Year-over-Year Growth & Assessment Metrics
Year MktVal YoY Assessed YoY Asmt Ratio Eff. Tax Rate Coverage
2026 -57.1% +3.0% 0.7% Not available Partial
2025 +0.0% +8.8% 0.3% Not available Partial
2024 +40.1% -0.8% 0.3% No billing data Verified
2023 -0.0% -6.3% 0.4% No billing data Verified
2022 +149.6% ! +8.9% 0.4% No billing data Verified
2021 base year — 0.9% No billing data Verified
Cumulative market value growth (earliest valid year → 2025): +249.7%
Verified = 2025 data with real billing. Partial = 2021–2024 rows in this table reflect AJR appraisal values; billing fields in this table aren't populated for those years (see the Value & Tax History table above for verified 2021–2024 billing). YoY = year-over-year percent change. Assessment ratio = assessed ÷ market.
Annual Trends Tax billing 2025 only
12 Month Hist. Avg Forecast Avg Peak When Trough When
Market Value Growth -57.1% +26.5% -11.9% +149.6% 2022 -57.1% 2026
Assessment Ratio 0.7% 0.5% — 0.9% 2021 0.3% 2024
Effective Tax Rate (2025) 0.0100% 0.0100% — 0.0100% 2025 0.0100% 2025
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed 		$274 $262 ~$25,552 $283 2022 $242 2023
12 Month = most recent available year-over-year figure (2025→2026 preliminary if loaded, else 2024→2025). Hist. Avg = average across available AJR 2021–2026 data. Forecast Avg = average of 5-year projection (estimated, not a recorded value). Peak / Trough = highest / lowest observed in the dataset; "When" = year it occurred.
Risk Indicators
Risk Indicators
!
Large Value Jump

Market value changed by 150% in 2022, flagged as unusually large. Verify against comparable sales before using this value in underwriting.

6-Year Projection Estimates Only
5-Year Tax Projection — Scenario Bands ⓘ Estimates Only
Show illustrative scenario:
Year ~Mkt Value ~Assessed ~Rate ~Ann. Tax Value Δ
2027 ~$1,875,833 ~$1,875,833 ~1.8274% ~$34,279 -11.9%
2028 ~$1,651,995 ~$1,651,995 ~1.7707% ~$29,252 -22.4%
2029 ~$1,454,868 ~$1,454,868 ~1.7140% ~$24,936 -31.7%
2030 ~$1,281,262 ~$1,281,262 ~1.6573% ~$21,234 -39.8%
2031 ~$1,128,373 ~$1,128,373 ~1.6006% ~$18,061 -47.0%
These are illustrative scenarios, not statistical confidence ranges. ¹ Based on 2022–2026 preliminary trend, projected forward from 2026. Low: CAGR −2 pp, rates flat. Base: historical CAGR + rate trend (avg YoY change, 2021–2025). High: CAGR +2 pp, rates trend ×1.5. Actual values set by TCAD appraisal and taxing budgets each year.
Formula (per year i = 1–5 years ahead of the baseline year above): Market Value = Base Market × (1 + CAGR)i. Assessed Value = min(Base Assessed × 1.10i, Market Value) if this parcel carries a homestead cap, else = Market Value. Rate = max(0%, Current Combined Rate + Avg. Annual Rate Change × band multiplier × i). Est. Tax = Assessed Value × Rate ÷ 100. Band multiplier: Low = 0 (flat rates), Base = 1.0, High = 1.5. CAGR: Base = observed value CAGR over the baseline window; Low = max(−5%, Base − 2 pp); High = Base + 2 pp.
Submarket Position
Where This Property Stands — Agricultural Benchmark

In 2025, this property's market value of $4,960,937 places it in the top 25% for Agricultural properties in Travis County (7602 comparable) — 9× the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.

Year This Property Bottom 25% Median Top 25% Position Group YoY
2025 $4,960,937 $179,824 $561,432 $1,355,511 ↑ Top 25% +0.0%
2024 $4,960,937 $193,498 $574,650 $1,361,070 ↑ Top 25% +23.7%
2023 $3,540,937 $150,007 $423,072 $1,000,412 ↑ Top 25% +0.0%
2022 $3,540,961 $166,375 $416,994 $932,726 ↑ Top 25% +46.1%
2021 $1,418,493 $105,498 $286,444 $607,111 ↑ Top 25% base yr
Benchmark figures for the Agricultural group. Bottom 25% / Median / Top 25% = 25th, 50th, 75th percentiles of county market values. Use Code filter runs a live query — count shown reflects actual records for the selected group. 2021–2024 values from the Texas Comptroller Annual Jurisdiction Roll (AJR) — TCAD's own certified data (Appraisal: Verified, unless a specific year's assessed value exceeds market value, in which case that year shows Partial; see the Value & Tax History table above for any flagged years). 2025 from Certified Export (Appraisal: Certified).
Documents & Sources
Source What it provides Coverage for this parcel Confidence
TCAD Certified Appraisal Roll ↗ Market, assessed, and taxable value; land/improvement split; exemptions 2025 Certified
Texas Comptroller Annual Jurisdiction Roll (AJR) Prior-year market and taxable value 2021–2024 Verified
TCAD Preliminary Export ↗ First-look 2026 appraisal value, subject to change at certification 2026 (exported June 9, 2026; certifies July 25, 2026) Preliminary
Travis County Rates History ↗ Adopted tax rate for each of this parcel's taxing entities 1990–2025 Verified
TaxCurOpenData Current-year (2025) tax billing, by taxing entity 2025 Partial
PIR bulk billing export Prior-year tax billing, Travis County Tax Office 2021, 2022, 2023, 2024 Verified
Satellite imagery (Esri World Imagery) Aerial view of the parcel Located by geocoding this parcel's address — may not resolve for every address —
Every row above is a real source that fed this specific parcel's page — not a static list. Sources that don't apply to this parcel (e.g. no delinquency on file) are simply omitted rather than shown empty. See the About page for the site-wide summary of these same sources.